5 Bedroom House for sale in Agus, Cebu, Lapu-Lapu, Cebu
Cebu, Philippines
Guide Price
$203,540
11,500,000 PHP
PROPERTY TYPE
house
BEDROOMS
5
BATHROOMS
4
Description
Corner 5 Bedroom House and Lot for Sale in Bayswater Mactan Cebu
Own this spacious corner 5-bedroom house and lot in Bayswater Mactan Cebu, located in a secure and well-established gated subdivision. This property is perfect for families, retirees, or investors looking for a home with strong rental income potential in Mactan.
Situated on a 200 sqm corner lot, this home offers excellent natural ventilation, privacy, and future expansion options.
Property Details:
Price: ₱11,500,000
Location: Bayswater Subdivision, Mactan, Cebu
Lot Area: 200 sqm (Corner Lot)
Floor Area: 162 sqm
Bedrooms: 5
Bathrooms: 4
Parking: 1 Car (Expandable)
Furnishing: Semi-Furnished / Furnished
House
Features:
5 Bedrooms (including maid’s quarter with own T&B)
2 Bedrooms – Ground Floor
3 Bedrooms – Second Floor
Master’s Bedroom with Bathtub
4 Toilet & Baths (2 per floor)
Spacious Living Area
Dining Area
Functional Kitchen
Family Area (2nd Floor)
Balcony
Backyard Garden (can be converted to additional parking)
Includes split-type air conditioning units, beds, and essential furnishings.
Community
Features – Bayswater Mactan:
8.6-hectare gated subdivision
24/7 security
Clubhouse
Swimming Pool
Covered Basketball Court
Tennis Court
Playground
3 Access Points (North, South & East Entrances)
Location &
Accessibility:
Conveniently located in Mactan Cebu, near key destinations:
5–8 minutes – Mactan Newtown
8–10 minutes – Shangri-La Mactan Resort & Spa
8–10 minutes – Mövenpick Hotel Mactan
10 minutes – Dusit Thani Mactan Cebu
10–12 minutes – Beaches & Resort Areas
12–15 minutes – Grocery Stores & Restaurants
20–25 minutes – Mactan-Cebu International Airport
35–45 minutes – Ayala Center Cebu
40–50 minutes – SM Seaside City Cebu
Why Buy This Property?
✔ Corner lot with expansion potential
✔ Ideal for large families or rental business
✔ Located in a high-demand rental area
✔ Secure and peaceful community
✔ Priced below market value – great investment Telephone number: View Phone
Location
Open in Google MapsLiving in Cebu
Island-hopping on weekends, karaoke as a national religion, and a Filipino hospitality so genuine that you will be adopted by your neighbor's entire extended family before your first month is over.
Visa
SRRV (Special Resident Retiree Visa) — available from age 40+. Requires $15,000-50,000 deposit depending on age and pension status. Grants indefinite stay with multiple-entry privileges. SIRV (Special Investor Resident Visa) — requires $75,000 investment in Philippine securities. No age minimum. Both offer permanent residency.
Learn more: The Complete Guide to Moving to the Philippines→Key Fact
English is an official language and widely spoken — making the Philippines the easiest Asian country for American expats to navigate daily life. Private healthcare is excellent and affordable, but infrastructure outside Manila can be underdeveloped.
Learn more: The Cheapest Cities to Live Abroad→Philippines at a glance
How Philippines scores for American expats
Cost of buying in Philippines
Estimated fees and ongoing costs for this property
Closing Costs
5-8% of purchase price
- ·Transfer tax: 0.5-0.75%
- ·Documentary stamp: 1.5%
- ·Capital gains tax: 6% (seller, but often negotiated)
- ·Registration: ~0.25%
- ·Notary: ~0.5%
Annual Costs
Property Tax
1-2% of assessed value (varies by city)
Insurance
₱5,000-15,000/yr
HOA / Condo Fees
₱3,000-10,000/mo for condos
Good to Know
Agent Fees
Seller pays (3-5%)
Foreign Buyer Note
Foreigners CANNOT own land. Can own condo units (max 40% foreign quota per building). Houses possible via long-term lease or Filipino spouse.
Legal help in Philippines
Hire your own attorney — not the seller's. We'll match you with a vetted local lawyer.
Need a local attorney in Philippines?
We'll connect you with an independent, English-speaking real estate attorney experienced with foreign buyers. Not the seller's lawyer — yours.
Contact Agent
Jude Embrado/Cebudreaminvestment
Next steps for moving to Philippines
Interested in this property? Here's how to move forward.
Understand the buying rules
Foreign ownership laws vary wildly by country. Some welcome you, others restrict or ban foreign buyers entirely.
Sort out your visa
Owning property doesn't give you the right to live there. Research residency options before you buy.
Plan your finances
Understand currency risk, international wire transfers, and whether you can get a local mortgage.
Know your tax obligations
US citizens are taxed on worldwide income. You'll need to file US taxes from abroad and may owe local taxes too.
Set up healthcare
Medicare doesn't cover you overseas. You'll need international health insurance or a local plan.
Run the full checklist
Banking, mail forwarding, power of attorney, pet import rules — the complete pre-move checklist.
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